You could target 60 or 90 day late payments and try to get in front of home owners prior to them getting their NOD. 

I'm familiar with the area and have crunched the numbers on this so I'm confident with what I can pay to make this a successful investment.Here's some specific questions I have:I will want to see the current leases, but can I make a offer prior to doing so with something in the offer that will let me out if I find something I don't like?

@Jonathan ThompsonAnother item to keep in mind is that all of your self employment income from all sources can be aggregated for purposes of contributing to the Solo 401k.Here is an except from an article written by Calcpa.orgWhen a self-employed individual maintains more than one trade or business, the questionarises as to whether the limit is based on the sum of earned income or loss from all trades orbusinesses under common control [as defined in IRC 414( c)) as modified by IRC 415(h)], or ifonly the trade or business maintaining the plan being tested is used.For purposes of the IRC 415limit, earned income for the self-employed individual is based on the sum of the earned incomefrom all the controlled trades or businesses, regardless of whether the related employer maintainsa qualified plan [Reg. 1.415-2(d)(6)].EXAMPLE: Andy, a sole proprietor, operates a law practice as a sole proprietorand has $100,000 of self-employment income from such practice for 2008 (prior tothe reduction for one-half of self-employment tax).

We mail to:Non-owner occupiedLast market sale date prior to 2006 (they've owned the house for 10+ years)50% equity or more45 years or older (old people are more likely to sell)..and a few more criteria.Even by getting way more specific in your mailing criteria (bedrooms, bathrooms, neighborhoods, square feet, etc) by mailing in a major metropolitan area, assume that these homeowners are getting absolutely BOMBARDED with direct mail. 

Start with reading some free books on Wholesaling, understand what it is and how it works prior to spendings thousands of dollars on a course.

Inquirers must seek the advice of their own legal counsel prior to undertaking any course of action related to this inquiry.

On top of that, found out today that there was a tenant where four prior judgements/evictions combined that were all missed.

I never considered this fact prior to buying my first property but after buying and looking at my local Section 8 list I quickly realized my property was in a nicer part of town than 95% of the other properties on the Section 8 list. 

You can get a property under contract first in your personal name, then create your LLC, then assign your contract to your LLC prior to closing.

You can approach them directly and offer you buy the property prior to auction.